Award-winning No Move, No Fee conveyancing for Brackley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a property, and need conveyancing solicitors in Brackley, our no sale - no fee property lawyers are here to help.
We offer 100% fixed conveyancing fees, and our commitment to better communication between all parties means you will always be informed about the progress of your move.
In the event that your property sale or purchase does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
Brackley's most communicative conveyancing service
According to a survey over 200,000 home buyers for Modern Law Magazine, one in five of conveyancing complaints related to poor communication.
The service level directives of both the Law Society's CQS and the CLC are particularly focused on resolving the issue of sub-standard conveyancing solicitor communication.
Nevertheless, inefficient communication is perhaps the most frequent cause of complaints made against solicitors.
Our team of Brackley conveyancing solicitors aim to offer the most proactive and informative conveyancing service in the UK. We provide you with the answers you need 7 days a week, using the contact method of your choice:
- Lowest Brackley conveyancing solicitor fees
- Stay in touch with the progress of your case via SMS, phone and email
- Unique case handling technology
- Email address and direct line for your conveyancing lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Brackley conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Brackley
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Brackley for handling the legal work for your move.
Are Brackley conveyancing fees and costs fixed?
Our conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Brackley who offer services on an hourly-rate basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs?
In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as managing agent fees or Stamp Duty Land Tax (SDLT).
How much will the total conveyancing fees in Brackley cost?
Brackley conveyancing solicitor fees will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority Search fees can vary.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Brackley
As a key part of the legal work for a home purchase, the Brackley conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.
After making their enquiries the conveyancer will give advice and will deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.
The content below examines the kinds of property that may be of concern to homebuyers looking for conveyancing solicitors in Brackley.
- Conveyancing solicitors in Buckingham
- Conveyancing solicitors in Corby
- Conveyancing solicitors in Kettering
- Conveyancing solicitors in Milton Keynes
- Conveyancing solicitors in Newport Pagnell
- Conveyancing solicitors in Northampton
- Conveyancing solicitors in Northamptonshire
Your Brackley conveyancing solicitor must be lender-approved
Regardless of whether you are taking out a mortgage from the HSBC, the Family Building Society or any other lender, before selecting a conveyancing solicitor in Brackley you need to check that they can act on behalf of your mortgage lender.
Most mortgage lenders are only happy to work with a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that match certain criteria. If a solicitor cannot act for your mortgage lender, the lender will probably require a different solicitor firm to carry out the legal work.
The home buyer will then have to cover this alternative lawyer's costs and the conveyancing process could take much longer.
Our solicitors are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
South Northamptonshire Council searches
Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Brackley conveyancing solicitors in order to identify problems that might potentially impact how much your home is worth. They include:
|Local Authority (LA) search||includes the LLC1 Local Land Charge Register and CON29 Enquiry Form|
|Environmental search||environmental issues that could adversely affect the property|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
Further searches, such as a tin mining search or a disadvantaged area search, may also be advised subject to the outcome of the initial searches.
South Northamptonshire Council has an average delivery time of 6 weeks for property searches. Your lawyer will therefore recommend using faster personal searches.
Ensuring planning permission is in place
Office copies will also be obtained from HM Land Registry by your conveyancing solicitor, assisting with the identification of any planning issues. Examples of these include a restrictive covenant against certain alterations or errors on the title plan.
South Northamptonshire Council Tax
Council tax is calculated by South Northamptonshire on property value and the number of people living in the property. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,531.
A conveyancing solicitor in Brackley will inform a purchaser of the home's tax band once this is confirmed by the searches.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,149.
Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or for foreign language students.
|Band||South Northamptonshire Tax (2018)|
Does anyone ever challenge their valuation?To appeal contact:
Valuation Office Agency
59-77 Sheep St
From April 2016 to March 2017, 20 council tax challenges were made, and 10 were upheld and refunds awarded.
Stamp Duty on Brackley properties
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use case management system to ensure that SDLT is paid immediately after completion.
See examples for average local properties:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£406,719||£10,335.95|
|Average new build||£319,623||£5,981.15|
Stamp duty relief for first-time buyers in Brackley
Since Nov 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. Following the example above, if a homeowner bought a second property in Brackley for the average price of £315,390 the SDLT would be £25,231.20.
Conveyancing solicitors in Brackley should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Brackley
It can be risky to purchase a leasehold property without being aware of the facts. The many potential problems awaiting an uninformed buyer include:
- short leases
- unpaid service charges by the existing leaseholder
- sub-letting restrictions
- doubling ground rents
A good conveyancing solicitor in Brackley will address aspects of leasehold, such as :
- reviewing the lease itself
- current-year service charge estimates
- dealing with freeholders
- planned large scale expenditure is planned
- missing building regs and planning
Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Brackley?
The average purchase price of new builds in Brackley is £338,999, (sce: HM Land Registry). 5 brand new properties have been bought in Brackley in 2018 so far.
A new-build conveyancing solicitor in Brackley must be well-versed in both local considerations and new build-specific issues, e.g. verifying rights of access and dealing with failures to arrange warranty provider inspections.
Our specialist team of new build conveyancers deliver an accurate and truly independent assessment of the legal title of the property, with close attention paid to issues ranging from the home's subsequent resaleability to potential freehold acquisition traps.
Northamptonshire Conservation areas
Whether you are planning to buy a period cottage or a Regency townhouse, if the house is in a protected conservation area, any planned alterations to the house may not be accepted by South Northamptonshire.
Called Article 4 directions, these conditions can include a wide range of constraints from general restrictions governing unsympathetic additions or modifications, to restrictions on VELUX windows.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Brackley's conservation areas.
Conveyancing - Selling a property in Brackley
The conveyancing process on a property sale is much simpler than when buying. The buyer's conveyancer must carry out extensive research on the legal title of your home. Conveyancing solicitors in Brackley acting for the seller, however, just answers the buyer's questions.
What could go wrong?
Properties will often come with problems (such as not having permission for alterations when in a conservation area) that can delay the conveyancing process.
In general, it is recommended for vendors to address such issues immediately.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
Read more conveyancing advice for sellers.
Conveyancing for a leasehold flat or house is significantly more difficult than for a freehold house.
The complexities of leasehold mean conveyancing solicitors in Brackley must undertake additional work, which could include collating an up-to-date service charge statement, through to a copy of the lease.
Given the complexities of leasehold property, it is strongly advised that the seller instructs a conveyancer with leasehold experience as soon as is practicable.
Can your conveyancing solicitors act for the buyer and the seller of the same house?
CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a house sale and purchase.
If you are buying or selling a Brackley home, and a Quittance conveyancing solicitor is acting for the other side, you can contact a local Brackley conveyancing solicitor firm to carry out your legal work.
Local Brackley conveyancing solicitor directory
- Spratt Endicott Limited, 46 Burgess Square, Brackley, Northamptonshire, NN13 7FA
- Gilroy Steel Solicitors Limited, 16 Market Place, Brackley, Northamptonshire, NN13 7BG
- Limes Farm Limited, Main Road, Farthinghoe, Brackley, Northamptonshire, NN13 5PB
Conveyancing - Remortgaging a property in Brackley
People remortgage for all sorts of reasons, such as moving from a tracker to a fixed-rate, or extending the mortgage term. The most common reason, however, is to lower their monthly repayments.
You can enjoy the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Brackley. They will work to reduce the processing time of the conveyancing. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in securing the rate you want.
The property lawyer conducting the legal work should also be able to act for your new lender. Quittance Conveyancing are on the panel for all major UK lenders, so no matter whether you are moving to a 100% mortgage with the HSBC or to a fixed-rate mortgage with the Barnsley Building Society, we can assist.
About the author
Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.
Read more about this Quittance Legal Expert
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